Chopina / Poniatowskiego St., 37-450 Stalowa Wola
50.58498, 22.05953 · 3.25 ha plot opposite VIVO! · DK77 junction, ~15 km from S19 · Stalowa Wola county, Podkarpackie, Poland
Executive summary
The plot of approx. 3.25 ha lies in the northern part of Stalowa Wola, at the corner of Fryderyka Chopina St. and Józefa Poniatowskiego St. — directly opposite VIVO! and at the start of the DK77 bypass leading to the S19 Rudnik nad Sanem junction. The location has one strong, objective advantage: all remaining value retail supply is concentrated in the south and the centre of the city — Kaufland with its mall, the Przemysłowa retail park, Action, Dealz, JYSK and both Lidl stores. Residents of Rozwadów and the northern estates drive across the whole city to shop.
That is the leasing argument to use with the chains: not "the brand is missing from the city", but "the brand is missing from this side of the city". The grocery anchor is to be ALDI — a chain with no store at all in Stalowa Wola — and with discount competition 1.7-2.9 km to the south, the case for an underserved north is verifiable and stands up to expansion departments. On top of that come verified gaps: DIY, homeware, pet, electronics and drive-thru food.
The structural risk is demographics — the city has lost 18.9% of its residents since 2002, and the GUS forecast for the county in 2050 is approx. 80,000. This is offset by suburbanisation (Pysznica +32.1%, Bojanów +7.2%, Zaleszany +5.0% since 2002), salaries at 88.2% of the national average and industrial expansion — Huta Stalowa Wola and the Euro-Park Stalowa Wola Strategic Investment Park.
Opposite the plot, approx. 350 m away, stands VIVO! — 32,500 sqm GLA, 83 units and 1,000 parking spaces, with Intermarché as the grocery anchor. The city also has a second retail park on Przemysłowa St. (Sinsay, Biedronka, Pepco, Dealz) and the mall at Kaufland. Stalowa Wola is saturated with retail above the average for a city of 55,000 — the available category gaps, not the size of the plot, define the realistic scale of the investment: approx. 11,500 sqm GLA with a grocery operator, DIY and two drive-thru pads.
Location data
As of 24.08.2026Catchment — drive-time zones
Drive-time zones were estimated on the basis of road distance and road class (DK77 bypass, DW871, DW855, the urban network), and zone populations on GUS municipal data (as of 31.12.2024). Figures are estimates, not calculated isochrones; proper 5–25 minute isochrones with historical traffic (TomTom / HERE) will be added to the map once an API key is available.
The total demographic potential of the 25-minute zone is ~107,000 residents, with an average gross salary of approx. PLN 7,500 (approx. 87% of the national average). Half the catchment is the city itself (54,600), and the 5-minute zone — Rozwadów and the northern estates — is approx. 14,000 people served today only by the Biedronka on Rozwadowska St. and the Intermarché in the mall.
| Drive-time zone | Area (indicative) | Population (estimate) | % of catchment |
|---|---|---|---|
| up to 5 min | Rozwadów, northern Stalowa Wola | ~14,000 | 13% |
| up to 10 min | the whole city of Stalowa Wola | ~54,600 | 51% |
| up to 15 min | + Pysznica, Zaleszany, Radomyśl nad Sanem (part) | ~72,000 | 67% |
| up to 20 min | + Nisko, Bojanów, Rudnik nad Sanem | ~92,000 | 86% |
| up to 25 min | + Zaklików, edge of Tarnobrzeg | ~107,000 | 100% |
Basis: GUS 2024 — city of Stalowa Wola 54,631, Stalowa Wola county 100,446, Nisko municipality 21,129. The 20–25 minute zone reaches the edge of Tarnobrzeg (43,500), but that city has its own retail — realistic capture from that direction is limited.
| Town | Drive time (est.) | Distance (straight line) | Zone |
|---|---|---|---|
| Rozwadów (district) | ~3 min | 1.5 km | 5 min |
| Stalowa Wola — centre | ~4 min | 2.1 km | 5 min |
| Pysznica | ~9 min | 6.1 km | 10 min |
| Nisko | ~13 min | 9.2 km | 15 min |
| Zaleszany | ~17 min | 12.0 km | 20 min |
| Radomyśl nad Sanem | ~19 min | 13.7 km | 20 min |
| Bojanów | ~20 min | 13.8 km | 20 min |
| Gorzyce | ~20 min | 17.9 km | 20 min |
| Ulanów | ~20 min | 18.0 km | 20 min |
| Zaklików | ~22 min | 19.6 km | 25 min |
| Rudnik nad Sanem (S19 junction) | ~23 min | 20.6 km | 25 min |
| Sandomierz | ~27 min | 24.4 km | beyond 25 min |
| Tarnobrzeg | ~30 min | 26.9 km | beyond 25 min |
| Kraśnik | ~36 min | 39.5 km | beyond 25 min |
| Rzeszów | ~56 min | 60.6 km | beyond 25 min |
Drive time — estimated from distance and road class (not measured). Straight-line distance from 50.58498 N / 22.05953 E.
Demographics of municipalities within the 25-minute zone
Population, average age and 2002–2024 dynamics for the city, the municipalities of Stalowa Wola county and the neighbouring municipalities within the drive-time zone. Data: GUS (as of 31.12.2024), polskawliczbach.pl.
| Municipality | Population (2024) | Average age | Change 2002–2024 |
|---|---|---|---|
| Stalowa Wola (city) | 54,631 | 45.6 | −18.9% |
| Pysznica municipality | 11,981 | 41.1 | +32.1% |
| Zaleszany municipality | 10,995 | 41.1 | +5.0% |
| Radomyśl nad Sanem municipality | 7,220 | 42.0 | −4.8% |
| Bojanów municipality | 7,631 | 39.7 | +7.2% |
| Zaklików municipality | 7,988 | 43.2 | −8.6% |
| Stalowa Wola county | 100,446 | 44.2 | −9.0% |
| Nisko municipality (Nisko county) | 21,129 | 42.9 | −5.7% |
| Rudnik nad Sanem municipality (Nisko county) | 9,776 | 43.1 | −3.3% |
| Tarnobrzeg (city) | 43,472 | 45.5 | −13.7% |
The suburban municipalities of Pysznica, Bojanów and Zaleszany are growing — suburbanisation shifts part of the city's purchasing power to its outskirts, on the side served by the plot.
Age structure — city of Stalowa Wola
| Economic group | Share % | Population |
|---|---|---|
| Pre-working age (0–17) | 14.9% | ~8,100 |
| Working age | 56.0% | ~30,600 |
| Post-working age | 29.1% | ~15,900 |
GUS 2024 (polskawliczbach.pl); average age of city residents 45.6 years, county 44.2 years.
Housing and the labour market
Purchasing power and the labour market
Gross salary (GUS 2024), net disposable income (estimated after social security and income tax) and the total monthly disposable income of the population. Benchmark: the 2024 national average.
| Area | Gross salary | % of national average | Net disposable income | Total disposable income (monthly) |
|---|---|---|---|---|
| Stalowa Wola / Stalowa Wola county | PLN 7,611 | 88.2% | ~PLN 5,750 | ~PLN 314 m |
| Tarnobrzeg (city) | PLN 7,269 | 84.2% | ~PLN 5,490 | ~PLN 239 m |
| 25-minute zone (~107,000) | ~PLN 7,500 (avg.) | ~87% | ~PLN 5,660 | ~PLN 605 m |
| Poland (2024 benchmark) | PLN 8,629 | 100.0% | ~PLN 6,515 | — |
Net disposable income = gross × 0.755 (average social security + income tax deduction); total income = net income × population — a simplified estimate that does not account for employment structure. Unemployment: Stalowa Wola municipality 5.3% (GUS 2024), county 6.5% (PUP 2026), Podkarpackie 8.7–9.6%.
Modal split of trips
| Mode of transport | Share % | Comment |
|---|---|---|
| Passenger car | ~70% | dominant for trips from neighbouring municipalities (DK77, DW871, DW855) |
| City buses (MZK) | ~15% | MZK Stalowa Wola network with stops at VIVO! |
| Walking / cycling | ~15% | significant for the 5-minute zone (Rozwadów and northern estates) |
Estimated from trip structures in cities of 50,000–100,000 residents with their own public transport — cars dominate trips from neighbouring municipalities.
The 25-minute zone delivers ~107,000 residents and approx. PLN 605 m of monthly disposable income. Natural customer traffic runs along Trasa Podskarpowa (DK77) and the bypass to S19, and along Chopina St. — past the VIVO! mall. The 5-minute zone (~14,000, Rozwadów) serves everyday shopping (grocery operator, drugstore, pharmacy), the 25-minute zone — weekend shopping (DIY, home, pet, electronics) and drive-thru food.
Competition — grocery chains
The nearest discount competitor is the Biedronka on Rozwadowska St. — 0.83 km. Both Lidl stores (1.7 and 2.9 km) and Kaufland (2.2 km) lie south of the plot — every incumbent discounter would have to accept cannibalisation of its own network here.ALDI has no store in Stalowa Wola — the chain is entirely absent from the city, which makes it the strongest lead for a grocery anchor and the first call to make.
| Chain | Address | Distance | Drive-time zone | Notes |
|---|---|---|---|---|
| Intermarché (in VIVO!) | Chopina 42 | 0.35 km | 5 min | grocery anchor of the mall |
| Biedronka (nearest discounter) | Rozwadowska 37A | 0.83 km | 5 min | 1,331 reviews |
| Biedronka | Przemysłowa 8 | 1.18 km | 5 min | at the retail park |
| ALDI | absent | — | — | chain not present in Stalowa Wola |
| Biedronka | Okulickiego 140 | 1.23 km | 5 min | 1,555 reviews |
| Biedronka | Al. Jana Pawła II 3 | 1.69 km | 5 min | 292 reviews |
| Lidl | Poniatowskiego 26b | 1.72 km | 5 min | 1,644 reviews · south of the city |
| Biedronka | Okulickiego 2 | 1.84 km | 5 min | 1,269 reviews |
| Kaufland | KEN 47 | 2.22 km | 10 min | 2,330 reviews · retail mall |
| Lidl | Leśna 4 | 2.89 km | 10 min | 1,294 reviews · south of the city |
Straight-line (haversine) distances from 50.58498 N / 22.05953 E — these are not road distances. Source: Google Places, retrieved 22.08.2026.
Shopping centres and retail parks
| Scheme | Address | Distance |
|---|---|---|
| VIVO! Stalowa Wola — 32,500 sqm GLA, 83 units, 1,000 spaces (opened 2015, Immofinanz) | Chopina 42 | 0.35 km |
| Retail park on Przemysłowa St. (Sinsay, Biedronka, Pepco, Dealz, Komfort) | Przemysłowa 8–37 | 1.14 km |
| Galeria Prima | Okulickiego 16c | 1.47 km |
| Mall at Kaufland (Pepco, JYSK, Rossmann, RTV Euro AGD) | KEN 47a | 2.09 km |
VIVO! tenants — categories already covered
Fashion: H&M, C&A, Reserved, Cropp, House, Mohito, Sinsay, Medicine, Diverse, Big Star, Half Price, KiK, Pepco. Footwear: CCC, Deichmann, Sizeer, Wojas, Ryłko, eobuwie. Sport: Decathlon, Martes Sport, 4F, 50 Style, SFD. Home: Agata, Home&You, Alena Home. Electronics: Media Expert. Books: Empik, Świat Książki. Kids: Smyk. Plus the Helios cinema, Xtreme Fitness and the Dr Max pharmacy.
The mall covers fashion, footwear, sport and consumer electronics — a retail park across the intersection should not compete with it but complement it with big-box and convenience formats: grocery operator, DIY, home, pet, non-food discount, pharmacy and drive-thru food.
Tenant verification — presence in the radius and verdict
For each chain on the target list: the planned unit, its presence in the city and the region, and the verdict. GAP — the chain is absent from the city; borderline — present, but on the other side of the city or in a weak unit; PRESENT — the chain has a store in the immediate vicinity.
| Tenant | m² (plan) | Verdict | Basis | Priority |
|---|---|---|---|---|
| Bricomarché | 2,200 | GAP | absent from the city; the only DIY player is PSB Ant (1.2 km) | 1 |
| Grocery operator (ALDI) | 1,770 | GAP | no ALDI store in Stalowa Wola — chain absent from the city | 1 |
| Woolworth | 1,300 | GAP | absent from the region | 1 |
| JYSK | 1,100 | borderline | cramped unit at Kaufland (2.1 km) — relocation candidate | 1 |
| TEDi | 700 | GAP | nearest in Sędziszów Małopolski | 1 |
| Burger King (drive-thru pad) | 350 | GAP | McDonald's and KFC present, BK absent | 1 |
| Pharmacy (Gemini / Dr Max) | 120 | GAP | Dr Max in VIVO!; no chain pharmacy in a retail park format | 1 |
| Maxi Zoo / Kakadu | 550 | GAP | no chain pet shop in the city | 2 |
| Rossmann | 450 | borderline | 2 stores, both in the south | 2 |
| Pepco | 550 | borderline | 2 stores, both in the south | 2 |
| NEONET | 400 | GAP | nearest in Nisko, 8.8 km | 2 |
| Action | 1,000 | borderline | 1 store, Okulickiego 9a | 3 |
| Sinsay · KiK · Half Price | — | PRESENT | VIVO! (Sinsay also at the Przemysłowa retail park) | — |
| Dealz | — | PRESENT | Przemysłowa 8 | — |
| Martes Sport · Decathlon | — | PRESENT | VIVO! | — |
| CCC · Deichmann | — | PRESENT | VIVO! | — |
| Media Expert | — | PRESENT | VIVO! | — |
| Abra Meble · Komfort | — | PRESENT | Okulickiego 2 · Przemysłowa 4 | — |
| Jula | — | GAP (unrealistic) | absent from the region; catchment threshold >100,000 for the format | — |
Unit sizes are chain format standards, not confirmed demand. Priority 1 — talks to start immediately.
Other competition within 3 km
| Scheme | Category | Address | Distance |
|---|---|---|---|
| Xtreme Fitness | fitness | Chopina 42 (in VIVO!) | 0.37 km |
| Dealz | discount | Przemysłowa 8 | 1.11 km |
| Pepco | discount | Przemysłowa 8 | 1.13 km |
| Circle K | petrol station | Okulickiego 140a | 1.18 km |
| PSB Ant | DIY | Przemysłowa 11 | 1.21 km |
| Rossmann | drugstore | Al. Jana Pawła II 18 | 1.27 km |
| Komfort | home / flooring | Przemysłowa 4 | 1.38 km |
| KFC | food | Al. Jana Pawła II 12A | 1.45 km |
| Action | discount | Okulickiego 9a | 1.61 km |
| Orlen | petrol station | KEN 16A | 1.79 km |
| Abra Meble | furniture | Okulickiego 2 | 1.81 km |
| RTV Euro AGD | electronics | KEN 47 | 2.04 km |
| Pepco · JYSK · Rossmann | Kaufland mall | KEN 47a | 2.09 km |
| McDonald's (drive-thru) | food | Leśna 2 | 2.87 km |
| NEONET | electronics | Nisko, Podoficerska 1 | 8.82 km |
Recommended tenant mix — approx. 11,500 sqm GLA
| Group | Tenants (target) | m² |
|---|---|---|
| Anchors | grocery operator 1,770 · DIY (Bricomarché) 2,200 | 3,970 |
| Large units | Woolworth 1,300 · JYSK 1,100 · Action 1,000 | 3,400 |
| Mid-size | TEDi 700 · fashion / off-price 600 · Maxi Zoo 550 · Pepco 500 · Rossmann 450 · NEONET 400 | 3,200 |
| Services | pharmacy, optician, medical collection point, barber, florist, courier | 230 |
| Drive-thru pads | Burger King · second QSR operator / drive-thru coffee shop | 700 |
| Total — concept | 12 units + 2 pads | 11,500 |
Concept for a structure of 12 units + 2 drive-thru pads; the tenant list will be completed after leasing.
Land balance at 11,500 sqm GLA
| Element | m² |
|---|---|
| Single-storey buildings (mall + anchor + pads) | 11,500 |
| Parking — approx. 400 spaces at 35 per 1,000 sqm GLA, incl. manoeuvring | 10,000 |
| Delivery docks and DIY garden yard | 2,000 |
| Internal roads and entrances (Chopina, Poniatowskiego) | 2,000 |
| Greenery (min. 10% of the site) | 3,250 |
| Total developed | 28,750 |
| Surplus on the 32,500 m² plot | 3,750 |
At 3.25 ha the land balance closes with a surplus of approx. 3,750 sqm — 11,500 sqm GLA fits on the plot, but with no reserve for expansion. Most local zoning plans limit development intensity and require a share of greenery, so the parameters will be confirmed on the site plan once the planning status is verified. Should restrictions apply, the realistic ceiling is 10,000–10,500 sqm GLA — without losing the anchors and the pads.
Drive-thru food
| Chain | Location | Distance |
|---|---|---|
| KFC | Al. Jana Pawła II 12A | 1.45 km |
| McDonald's (drive-thru) | Leśna 2 | 2.87 km |
| Burger King | absent from the city | — |
| Popeyes | none within 30 km | — |
Burger King — absent from the city while McDonald's and KFC are present; Popeyes — none within 30 km. Two drive-thru pads at the entrances from Chopina St. benefit from traffic on the DK77 bypass and from VIVO! customers without entering the mall car park; the second pad — a QSR operator or a drive-thru coffee shop.
Road traffic and accessibility
- The plot sits at the corner of Fryderyka Chopina St. and Józefa Poniatowskiego St., by the roundabout; opposite is the intersection of Chopina St. with Trasa Podskarpowa, the urban section of DK77 (Sandomierz–Stalowa Wola–Nisko–Leżajsk–Przemyśl), where VIVO! stands.
- Near the Chopina St. intersection begins the DK77 Stalowa Wola and Nisko bypass (15.18 km, opened 15.05.2021), which ends at the S19 Rudnik nad Sanem junction — Via Carpatia, towards Lublin (~85 km) and Rzeszów (~60 km).
- Regional links: DW871 towards Tarnobrzeg (~27 km) and DW855 towards Zaklików and Kraśnik; MZK Stalowa Wola city buses with stops at VIVO!.
- Traffic volume: the 2010 national traffic count on DK77 in Stalowa Wola — 10,990 vehicles/day (before the bypass opened). Current AADT: GDDKiA traffic count (DK77) and PZDW in Rzeszów (DW871, DW855).
- Two entrances to the plot — from Chopina St. and from Poniatowskiego St. — separate retail park and drive-thru pad traffic from mall traffic; the final access layout is subject to agreement with the road authority.
Market gaps to lease
DIY and home
No Bricomarché in the city — the only DIY player is PSB Ant on Przemysłowa St. Woolworth is absent from the region, and JYSK operates in a cramped unit at Kaufland, making it a relocation candidate.
Grocery anchor on the north side of the city
Both Lidl stores, Kaufland and the Przemysłowa retail park lie in the south and the centre. ALDI has no store in Stalowa Wola — the chain is absent from the city and the first call to make.
Drive-thru food
McDonald's (Leśna 2) and KFC (Al. JPII) are in the city, Burger King and Popeyes are not. Two pads at the entrances from Chopina St., served by traffic from the DK77 bypass and from VIVO!.
Pet, electronics, non-food discount
No chain pet shop (Maxi Zoo / Kakadu), NEONET nearest in Nisko (8.8 km), TEDi nearest in Sędziszów Małopolski.
Everyday services
Chain pharmacy, optician, medical collection point, barber, laundry, courier — formats serving the 5-minute zone (Rozwadów, northern estates) and Euro-Park employees.
Conclusions
Strengths
- Traffic generated by VIVO! approx. 350 m away — without the cost of creating it; the retail park complements the mall rather than competing with it.
- All discount-format competition is concentrated in the south of the city; the north and Rozwadów are unserved.
- Verified category gaps: DIY, homeware, pet, electronics, drive-thru food.
- No ALDI in the city — a realistic alternative for the grocery anchor.
- DK77 junction next to the plot and S19 (Via Carpatia) within approx. 15 km; approx. 107,000 residents in the 25-minute zone.
- Strong industrial base and salaries at 88.2% of the national average: Huta Stalowa Wola, TSSE Euro-Park Wisłosan, Euro-Park Stalowa Wola Strategic Investment Park (300+ ha).
- The 3.25 ha plot allows a comfortable parking ratio at approx. 11,500 sqm GLA.
Risks
- Demographics: the city lost 18.9% of its residents between 2002 and 2024; the GUS forecast for the county in 2050 is approx. 80,000 — to be reflected in turnover and indexation assumptions.
- Saturation: 32,500 sqm GLA in VIVO! plus the Przemysłowa retail park plus the Kaufland mall.
- ALDI as the anchor: entering a new city requires the full expansion-department approval path — a longer process than relocating an existing operator.
- PSB Ant: rated 4.6 across 1,555 reviews — a strong incumbent in the DIY category.
- A standard grocery-operator exclusivity clause would exclude Maxi Zoo, Rossmann, Woolworth and TEDi — to be negotiated before signing the LOI.
- The planning status of the plot and the access layout (Chopina / Poniatowskiego) to be confirmed with the road authority at the site plan stage.
Sources and disclaimers
Sources
- Locations, ratings and reviews of retail schemes: Google Places (retrieved 22.08.2026); VIVO! tenant list: vivo-shopping.com; VIVO! parameters: urbanity.pl.
- Demographics and the labour market: GUS (as of 31.12.2024) via polskawliczbach.pl — Stalowa Wola, Stalowa Wola county, the municipalities of Pysznica, Zaleszany, Radomyśl nad Sanem, Bojanów, Zaklików, Nisko, Rudnik nad Sanem, Tarnobrzeg; 2050 forecast — GUS.
- Unemployment: PUP Stalowa Wola (county 6.5%, Podkarpackie 9.6%, Poland 6.1% — 2026) and GUS 2024 (municipality 5.3%).
- Roads: GDDKiA — the Stalowa Wola and Nisko bypass on DK77 (15.18 km, opened 15.05.2021, 2010 traffic count: 10,990 vehicles/day); S19 Via Carpatia — Rudnik nad Sanem junction.
- Euro-Park Stalowa Wola: ARP / press reports 2025 (300+ ha, several thousand planned jobs).
Disclaimers
Distances are calculated with the haversine formula in a straight line from 50.58498 N / 22.05953 E — these are not road distances. Catchment zones and drive times are estimates, not calculated isochrones. Tenant unit sizes are chain format standards, not confirmed demand; the unit mix and parking are conceptual pending the site plan. The planning status of the plot and the access layout were not part of this analysis. This material is for information only and does not constitute an offer within the meaning of the law.
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